GENERAL
What is the East Longmeadow High School Project?
The East Longmeadow High School Project encompasses all aspects of the planning and construction of the High School, including the selection of the Owner's Project Manager (OPM), designer, and contractor, as well as oversight of the project.
The Town of East Longmeadow is participating in the Massachusetts School Building Authority (MSBA) process for the design and construction of a new High School. Acceptance to the MSBA program does not guarantee state funding. The MSBA approval process must be completed successfully for the state via the MSBA to provide significant financial assistance to the project.
In June 2021, the Town approved funds for the East Longmeadow High School Feasibility Study. The final product of the Feasibility Study will be a construction project proposal for which the Town must approve funding via a Town Vote.
Why does East Longmeadow need a new High School building?
The MSBA offered East Longmeadow HS a grant opportunity for the following reasons:
Most academic spaces are undersized relative to Massachusetts School Building Authority guidelines.
Technology and Special Education areas are substantially undersized.
Science labs lack current technology and fail to meet current educational standards.
Electrical systems are at capacity and frequently fail to meet basic electrical needs of the school.
Transformer overheats, causing power outages and disruption of classes.
School HVAC systems do not meet current ventilation requirements and lack central air conditioning
Roof is out of warranty and deteriorating, resulting in leaks and causing classrooms and corridors to be closed temporarily.
Old asbestos tiling, adhesives and insulation are becoming worn presenting a possible health hazard.
Windows and doors are poorly performing and far below current code requirements causing significant energy loss.
What is the project schedule?
Who is on the East Longmeadow HS Building Committee, and when does it meet?
The School Building Committee represents school and town leadership, School Committee, Facilities Department, educators, architects, residents, industry professionals, parents, town meeting members, and more. The Building Committee meets monthly in the School Committee Conference room and via Zoom. The meetings are open to the public, and participation is encouraged. Agendas are posted here.
Who is the MSBA, and what is their role in this project?
The Massachusetts School Building Authority (MSBA) is a funding partner for the East Longmeadow HS project and projects across the Commonwealth.
The Massachusetts School Building Authority (MSBA) is a quasi-independent government authority created to reform the process of funding capital improvement projects in the Commonwealth's public schools. The MSBA strives to work with local communities to develop affordable, sustainable, and energy-efficient schools across Massachusetts.
The Legislature created the MSBA in 2004 to replace the former school building assistance program administered by the Department of Education (now the Department of Elementary and Secondary Education).
The MSBA, which has a dedicated revenue stream of one penny of the state's 6.25-percent sales tax, is collaborating with municipalities to equitably invest in finding the right-sized, most fiscally responsible, and educationally appropriate solutions to create safe, sound, and sustainable learning environments.
PROCESS
What happens in the current phase of the Project, the Schematic Design Phase?
After the Preferred Schematic design option is selected by the SBC, and approved by the Massachusetts School Building Authority (MSBA)the projects enters the Schematic Design Phase. During this phase the Design Team works with the SBC to develop a space program, interior floor plans, exterior elevations, building system decisions and site design priorities so that a project specific construction budget can be developed.
The space program is the list of rooms and areas required in the high school The MSBA has strict program minimum requirements to which the district must adhere in order to achieve a reimbursement grant.
Toward the end of Schematic Design two independent cost estimates are developed and reconciled. The School Building Committee will then review the cost estimates and request changes to the scope of the project, if necessary to reduce project cost.. At the end of Schematic Design, the Designer and the OPM will work to prepare the program, plans, and estimates, all in the format required by MSBA. This document, known as the Project Scope and Budget, will then be submitted to, and reviewed by, the MSBA.
If the MSBA agrees, the successful outcome is an executed MSBA Project Scope and Budget Agreement. Once the Project Scope and Budget is approved by MSBA, the MSBA grant funding proportion will be known, and in applying that to the estimate, the financial impact to the East Longmeadow member communities can be calculated.
A debt exclusion vote to approve borrowing for the project is scheduled for November 7, 2023.
How will the High School Project be funded?
The MSBA will contribute roughly $50-60M to the project from revenue raised from state-wide sales taxes. The MSBA grant is a contribution to the project that focuses on core educational and operational space needs. The MSBA grant program is not designed to pay the entire project cost.
The community of East Longmeadow will pay the remainder of the project cost, roughly $120M, through a 30 year bond. Town voters must agree to a “debt exclusion” to allow the Town Council to secure the bonds(debt) for the project. A “debt exclusion” is a temporary increase in property taxes to pay for a specific debt or capital expense such as a building construction project. A debt exclusion is not permanent. When the project has been paid for, the temporary increase in property taxes will be revoked and taxes reduced.
If the voters do not approve the project what happens?
Ten (10) business days following the failed vote the district must submit to the MSBA a plan that presents the vote results and a request for a 120 day extension to explore other bonding mechanisms or to re-vote the debt exclusion. The MSBA will review the plan and determine whether it will continue to set aside MSBA funds for the proposed project.
If the Town is not able to meet its share of the Scope and Budget Agreement the MSBA will typically close the project and the district will be required to submit a new Statement of Interest to the MSBA and await a new invitationto enter the Eligibility Period phase of the MSBA’s Core Program. Because of the backlog of projects waiting to enter the Core Program it can take 5+ years to restart the process. If a second SOI invitation is granted to East Longmeadow for a second high school project, the MSBA will not participate in the cost of the Feasibility Study and Schematic Design.
What is the cost of doing nothing?
East Longmeadow has an opportunity to receive approximately $55M in reimbursement for the current proposed new high school (based on rough calculations projected from the PSR estimate and standard funding caps). The MSBACore Program is the most sought-after reimbursement program for school building construction projects in the Commonwealth because of the size of the grants. The MSBA typically receives 50-75 Statement of Interests (SOI’s) per year. Ten to twelve areinvited into the Core Program.East Longmeadow waited six years to be accepted into the program after its submission of a Statement of Interest for the High School.
In the event that East Longmeadow fails to approve its share of the funding for theproject, and is removed from the MSBA Core Program, then East Longmeadow would be faced with paying all of the cost of aa new project, a series of piecemeal smaller capital projects undertaken of a number of years. The current building is 63 years old. Following the traditional Capital Planning Process, the following separate capital projects would become necessary:
Full Roof Replacement
Full Replacement of Failing systems, starting with the electrical with the mechanical and plumbing to follow
Abatement project to address hazardous materials in aging finishes and systems
Installation of sprinkler systems and replacement/lowering of ceilings to accommodate sprinklers
Renovation of site and building to address accessibility issues
Continued dependence on aging instructional technology and replacement in parts over time
Continued dependence on undersized science labs, undersized gymnasium and undersized special education spaces.
Continued loss of students to School Choice and Charter
Possible reduction in property values
Possible reduction in State education funding
Risk of NEASC accreditation for educational programming
COST
When will we have a Total Project Budget and known costs to the taxpayer?
The exact project cost, MSBA grant, and Town share will be established at the end of October 2023 following the Schematic Design cost estimating process and Project Scope and Budget approval from the MSBA. Once the MSBA gives approval of its grant amount and the Project Scope and Budget is established, the Town will hold a town-wide debt exclusion vote in November 2023 to approve local funding. The pool project will require a separate funding vote.
Based on early comparable project costs and the anticipated construction timetable, the current project is projected to cost between $170M - $180M, with an estimated state grant of $50-60M and an estimated local share of the cost at $120M - $125M.
How much reimbursement do we expect to receive from the MSBA?
MSBA will not calculate the potential grant for the ELHS Project until the conclusion of its Schematic Design phase. The District will not receive any formal and final information regarding what the State will reimburse for the ELHS Project until late October 2023, after the MSBA has reviewed the Schematic Design.
Based on rough calculations projected from the preliminary estimates and MSBA funding rules, the project team expects East Longmeadow to receive approximately $50-60M in reimbursements from the MSBA.
Below is a list of MSBA’s current standard funding caps or limits:
Construction reimbursement limit: $393 per square foot.
Site work reimbursement limit: $39 per square foot.
OPM fee reimbursement limit: 3.5% of construction costs (MSBA participation cap at $550 per sf)
Designer fee reimbursement limit: 10% of construction costs (MSBA participation cap at $550 per sf)
Furniture Fixtures and Equipment (FF&E) reimbursement limit: $1,200/student based on eligible enrollment number.
Do we account for inflation in the project budget?
Yes, the industry standard is to escalate to the midpoint of construction. Construction contingencies are also included to account for escalation.
Why did the SBC not elect to repair the current school and how much would that cost?
A Base Code Upgrade option was studied during the Project’s Feasibility Study. (link to Existing Conditions Overview PPT). This option included the repair of systems and scope required for purposes of code compliance; with no modification of existing spaces or their function.
The Code Upgrade estimate addresses the cost of life safety improvements including the installation of a fire suppression system, energy improvements, accessibility improvements and upgrades to mechanical, electrical and plumbing systems to meet current building code requirements. This Base Code Upgrade would not meet the District’s educational goals nor would it provide education spaces that meet MSBA guidelines for teaching spaces The SBC ultimately voted to remove the option from further consideration.
The estimated budget value for the Code Upgrade Option was based on a presumption that all upgrades would begin at the same time. In reality, it is unlikely the Town would ever undergo a single renovation effort of that scale all at once for several reasons. First, the school is occupied for9 months of the year and it would be difficult to undertake whole systems upgrades of this scale while occupied or over the compressed summer months. Second, the Town Council would either have to pass a debt exclusion for the all of the work at one or segregate the systems and building/site component upgrades into several individual capital improvement projects occurring over a longer period of time. In that scenario; there would be additional escalation costs and soft costs to account for which are not accounted for in the Base Code Upgrade estimate. The below table summarizes the Base Code Upgrade Cost. More estimated cost information can be found on the PSR Estimate (include link).
Base Code Upgrade PSR Estimate Summary |
Foundations | $692,100 |
Superstructure | $1,285,900 |
Exterior Closure | $9,722,206 |
Roofing | $5,566,000 |
Interior Construction | $7,493,534 |
Staircases | $96,346 |
Interior Finishes | $4,058,692 |
Conveying Systems | $95,000 |
Plumbing | $4,419,949 |
HVAC | $15,184,813 |
Fire Protection | $1,448,398 |
Electrical | $6,379,260 |
Equipment | $2,285,020 |
Furnishings | $2,064,900 |
Special Construction | $500,000 |
Demolition | $2,962,970 |
Hazardous Material Abatement | $2,070,988 |
Sitework | $1,495,175 |
Design & Pricing Contingency | $8,138,550 |
Escalation | $7,799,444 |
Phasing & Logistics | $2,034,638 |
General Conditions | $6,720,000 |
General Requirements | $1,715,878 |
Bonds | $428,969 |
Insurance | $1,286,908 |
Overhead & Profit | $2,878,369 |
Total: | $98,824,007 |
DESIGN
Are the current drawings showing the actual design and architecture of the future building?
Yes. The updated Schematic Design Plans and Elevations show the design intent and was developed in collaboration with the School Building Committee, faculty, students and community. If funding is approved, the Design Team will work further for a year to detail the design and develop construction documents.
What's Included in the Project?
Construction of an entirely new high school that meets the District’s educational vision
A welcoming and accessible building and site
A new auditorium for music, drama and large assemblies
New science, engineering, media and culinary arts labs
A media center designed around 21st century learning
A school designed to support the needs of diverse learners
A safer and greener parking and circulation plan
A new press box and concession stand
Updates of recreation fields, including softball fields, tennis courts, and basketball courts
A new, separately funded six-lane community pool and locker rooms
Outdoor teaching areas and indoor community meeting spaces
Inclusion of District Central Offices, IT Department, and ELCAT Studio
Inclusion of a large rooftop solar array, EV charging stations and ahighly efficient mechanical system
A school and site that is LEED certified and meets East Longmeadow’s Green Community standards
Up-to-date instructional technology and furnishings
A school that is air conditioned and efficiently heated and supported by an emergency generator
Why are the Central Offices, IT Department, and ELCAT Studio included in the project?
The Town and SBC actively explored alternate locations for the Central Offices, IT Department, and ELCAT Studio. However, there were no alternate spaces available within the Town’s current properties. Therefore, new offices would have to be purchased and fit-out to house these offices. Town Council and the SBC ultimately felt that moving these programs out of the project would lead to more cost and logistical complexity for East Longmeadow. At the February 7, 2023, Joint Council and SBC Meeting, the two boards gave direction to keep these spaces within the project where they can support the community in a single, central, accessible public building.
Why is a pool not included in the High School project?
The MSBA does not participate in the funding of a pool in school construction projects. The East Longmeadow Pool Building Committee has been established and the JWA/SMMA design team have been hired to design for a six-lane community pool building adjacent to the new high school, as a separate project on the same schedule. The new pool will require a separate funding vote at the same time as the vote to approve the ELHS Building Project. The two projects are anticipated to be completed at the same time, if approved by the voters.
Why not renovate the existing school?
The School Building Committee looked at a base repair option and found that cost savings were outweighed by the educational outcomes and long term operational benefits of an entirely new school designed to meet the District and community’s needs.
Specific downsides to a renovation project were:
Poor overall plan organization
Results in undersized classrooms
Results in lowered ceiling heights to accommodate installation of ventilation and sprinklers
Security concerns associated with entry and exit locations and site control
Variance requirements for accessibility issues
Continued reliance on natural gas boilers
Continued operational expense associated with less efficient building design
Requirement to relocate students and staff during two year renovation process
There would be many challenges bringing the building up to code and would result in smaller than current classroom sizes and floor-to-floor heights.
Why is there not more parking at the sports fields in the current site plan?
The primary goal for this high school project is designing through the lens of students and staff, the primary users of the campus. The current design strives to balance a student-oriented and pedestrian friendly campus, while providing adequate vehicular circulation, parking, and emergency access. Driveways and parking surrounding the entire perimeter of the building detracts from the connection to outdoor learning and social spaces and can be a safety concern. The school staff, students and community have voiced a strong desire to connect the new building and outdoor student spaces to nature - the wooded areas and resource areas to the south. To achieve this goal, the current site layout seeks to limit vehicle circulation and parking generally to the north half of the site and keep the areas around the southern half (adjacent to the outdoor student spaces) more pedestrian friendly, while still providing adequate emergency access. Visitors to the athletic fields will be able to use the staff parking lot at the front of the building as well as the parking lot to the west of the building and access the fields using the paths provided. We have also incorporated a limited number of accessible parking spaces at the end of Norden Street to provide closer access to the western fields for those with limited mobility.
CONSTRUCTION
When will the new building be complete?
In the current design and proposed schedule, the new East Longmeadow High School would be in use by September 2026, followed by a year of demolition and site work on the existing school footprint.
Where will students be housed during construction? Will modulars be needed during construction?
The existing High School will remain fully occupied during construction which results in no modular classrooms or swing-space. It will be the top priority and utmost importance to limit the disruption to students. The Construction Manager at Risk (Firm TBD) and Project Team will be working with the School Administration to mitigate noise, vibration, and dust, and ease of access during the construction process.